FIRST DRAFT-May 18, 2021 - Hickory Flat Area Plan
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FIRST DRAFT—May 18, 2021
1831
Angela Glowcheski Hayden Holcomb Nancy Moon Anita Summers Helena Savenius Richard Weatherby Benny Carter Jerry Pontius Rob Logan Bryan Kovacs John Long Steven Miller Bryan Reynolds Kaj Savenius Summer Owens Eric Rein Kerry Estep Terry Meier Harry Johnston Matt Nelson Valerie Williams
5.4 Town Center— Peachtree Corners
1. Executive Summary
5.5 Town Center— Suwanee
1.1 Area Plan Background
6. Activity Results
2. Community Context
6.1 Vision Statement
2.1 Geography
6.2 Community Preference Survey
2.2 History
6.3 Land Use Charrette
2.3 Demographics
7. Created Maps
3. Planning Process
7.1 Future Land Use Map
3.1 Preparation
7.2 Trails and Roads Map
3.2 Outreach and Engagement
3.3 Meeting Summaries 8. Vision into Action
4. Coordination 8.1 Implementation Process
8.2 Short Term Work Program
4.1 Public Facilities
4.2 Transportation 9. Appendices
5. Case Studies 9.1 Full Activity Results
9.2 Reference Maps
5.1 Case Studies Overview
9.3 Market Study
5.2 Crabapple—Milton
5.3 Market Village—Smyrna
Executive Summary
1.1 Area Plan Background Background As part of the 2018 Comprehensive Plan Update, Hickory Flat was one of six specific areas in the County identified as having unique circumstances and urgent needs. A Target Area Workshop was held publicly in the summer of 2017 for community stakeholders to convey issues and opportunities. Here the public communicated that this community is close- knit with pride for its agricultural heritage and natural environment, but has seen increasing congestion and suburban-style development in recent years, specifically residential 2017 Target Area Workshop subdivisions. Traffic, growth, lack of physical cohesion and no central gathering point for the community were all expressed concerns. The primary goals that were identified by the public in the Target Area Workshop were to create a more connected community that encourages the protection of natural resources, supports agribusinesses and other local amenities, works to fix existing infrastructure and increases sidewalks and trails. Proactively coordinating with other entities present in the area, such as Cherokee County School District and the City of Holly Springs, was also communicated as an urgent need. The conclusions from the Target Area Workshop became part of the 2018 Comprehensive Plan Update and accompanying Short Term Work Program. This Hickory Flat Area Plan fulfills a required implementation step of these. Purpose of the Plan While the Comprehensive Plan and the Target Area Report provided a broad overview of Hickory Flat’s past, present and future, this Area Plan provides a more thorough understanding of current trends, issues and opportunities. The overall purpose of the Hickory Flat Area Plan is to engage the community and develop a consensus on the best path forward related to the various matters of local importance and create executable action items for implementing the shared vision. Area plans are small in scope when compared to a comprehensive plan but are just as reliant on public input through a bottoms up planning approach. The process starts with identifying public wants and needs before feasibility is explored through research, case studies and a market analysis. This plan combines public input with careful examination to establish a vision, set goals and determine implementation steps to carry out community ambitions. Hickory Flat Area Plan 5
Area Plan Overview The Hickory Flat Area Plan is a document intended to guide the future of this community. It is the result of a coordinated effort between Cherokee County staff and officials, the public and other interested parties such as the City of Holly Springs and the School District. Research, public outreach, group coordination and plan-making are all key tasks of this multi-dimensional process and are described in detail here in this document. The Community Context section presents background information uncovered early in the planning process which was used to inform the later stages. Staff obtained historical information from organizations such as the Cherokee County Historical Society and the School District that explained the foundations of the Community. We understand that Hickory Flat has a long history of settlement dating back to pre-European times when Native Americans settled near regional trading routes. It has held a noteworthy position in the County due to its early agricultural industry and prominent schools. Additionally, through field visits and GIS analysis, the physical geography of Hickory Flat was more clearly understood and influenced the direction of the Plan. For example, two locally relevant streams are present in the area which contributed to both the delineation of the Study Area but also as potential greenway corridors. Lastly, demographic data obtained from the Market Study painted a detailed picture of who lives in Hickory Flat. Sparsely settled and primarily agricultural early on, the Community has grown into an affluent suburb. Public meetings and the associated publicity plan are discussed in the Planning Process section. In late 2019 the public meeting process kicked off with two Advisory Committee meetings and a single public meeting in early 2020, before in-person outreach was paused due to the COVID- 19 pandemic. Both in person and virtual meetings required a sound publicity plan to maximize public involvement. Posters, newspaper announcements and social media posts were all used to keep the public informed on the happenings of the Area Plan. As mentioned above, the plan required regular coordination between the many groups that play central roles in Hickory Flat and no one group was tasked with decision making. From the start, the plan was intended to be “bottoms up” with the input of residents, business owners, local officials instructing the decision making. To be sure the major groups and organizations were actively involved and their own plans factored into this one, staff worked closely with these bodies and shared developments with the public. For example, the County’s Transportation Department has active and upcoming roadway and sidewalk projects in the area. Communicating these to the public and using this information to guide the plan is critical. More on this can be found in the Coordination section. In addition to the locally-focused research into subjects such as history and demographics, the Case Studies section overviews the extensive study of other communities nearby. Staff investigated pertinent examples of successful, small commercial villages in the North Atlanta area. Four sites were analyzed, visited and discussed with officials in those jurisdictions to Hickory Flat Area Plan 6
better understand their histories
and futures.
The public input activities that are
mentioned briefly as part of the
Planning Process section of this
document are further elaborated
on in the Results section. The
Vision Statement is also presented
and compared to established
community values with more
information on how it was created.
The Community Preference Survey
is also explained, with details on
the process that was used to
understand public opinions on
what the look and feel of
community features. Lastly, the
Land Use Charrette results are
presented with background
information on the five specific
sites that were used for a portion
of the exercise along with the Future Land Use Map and the Greenways and Trails and
Pathways Map.
Action items for fulfilling the goals of the plan are provided in the Short Term Work Program
found in the Vision into Action section. This also includes the targeted timeline for each goal.
Following this, the appendix of this document provides the complete results from the public
input activities, reference maps and the entire Market Study.
Hickory Flat Area Plan 7
Community Context
2.1 Geography
Location and Extent
The Hickory Flat community is located
approximately five miles from Canton, 25
miles from Atlanta, and ten miles or less from
the regionally significant cities of Roswell,
Alpharetta and Woodstock. Only five miles
from Interstate 575 and crossed by State
Route 140, the area is well connected to
regional job centers. Hickory Flat centers on
three major intersections: State Route 140
and East Cherokee Drive, State Route 140
and Hickory Road and East Cherokee Drive
and Hickory Road. Some refer to the area
between these intersections as “The
Triangle.” Most commercial and civic
operations are near these major
Study Area Context
intersections, with some additional
development further out along the
most prominent local roadway,
State Route 140.
While no official boundary exists for
the Hickory Flat community, the
study area boundary for this project
encompasses 3,643 acres and is
approximately three miles wide and
three miles long. The area covers
about 2% of the County’s total land
area and a comparable percentage
of its population. Of the nearly
4,000 total acres in the study area,
about 500 (14%) of which are in the
City of Holly Springs.
Physical Features
Area Plan Boundary The natural landscape of Hickory
Flat is characterized by gentle
topography with large wooded areas
Hickory Flat Area Plan 9
and rolling pastures typical of rural Hickory Flat. Not navigable waterways, Avery Creek and Mill Creek create the western and eastern boundaries of the study area, respectively, both flowing to the Little River and eventually Allatoona Lake. Smaller streams cross the study area and scattered ponds provide practical agricultural purposes, or more commonly, amenities to residential subdivisions. There are two major shopping centers anchored by national chain grocers and four smaller commercial centers without anchor tenants. Amongst these are approximately 30 restaurants, three banks, 11 medical or dental practices, and various other commercial uses such as retailers, salons, fitness facilities and car washes. Additionally, many residents of Hickory Flat live within the 21 residential subdivisions and the five senior residential developments/ assisted living facilities. Community facilities that serve the Hickory Flat area include three public schools with grades K-12, a library, a police/fire station, two parks with another planned for, six churches and a Mason’s lodge. Hickory Flat Area Plan 10
2.2 History
Early History
The Hickory Flat community is one of the oldest settlements in Cherokee County. First
inhabited by Native Americans, the area was a crossroads of the Cherokee people’s regional
trading routes. Additionally, the origin of the name Hickory Flat is not entirely clear but some
sources believe it to be an English translation of the Native American name for the area,
stemming from the abundance of hickory trees and moderate topography.
Early in the 19th Century and possibly prior to
the establishment of neighboring Canton,
European-descendent settlers founded their
own community in Hickory Flat around these
Cherokee crossroads. Following the removal
of the natives, land was sold to settlers
through a government lottery and agriculture
began to thrive. As one of the most successful
farming communities in the County with
several stores, churches, a school and cotton
gin, it was notable enough to be considered
for the County seat. This honor was ultimately
bestowed upon nearby Canton.
Old Hickory Flat Store
Education
A defining characteristic of Hickory Flat is the steadfast presence of local education. Hickory
Flat Academy was founded in 1838 and was only the second school of its kind in the County,
formed after Etowah Academy in Canton. Academies were significant as they were the most
permanent form of schooling at the time
and were considered “higher education.”
Only three were formed in Cherokee
County.
With modest origins, the Academy required
both children and parents working together
to build the school and keep it functioning.
Adults handled construction and
maintenance while children were given
daily tasks such as chopping wood to keep
warm and cleaning the classroom.
Hickory Flat School Furthermore, with children needing to
Hickory Flat Area Plan 11periodically help at home on the farms, school was held seasonally during those early days.
Hickory Flat Academy was eventually renamed to Hickory Flat School and numerous buildings
and additions have replaced the old school building as the community has grown.
Agriculture
Like many places in the 1800’s, agriculture was
the primary form of local employment and the
dominant land use in Hickory Flat. Early settlers
made a living growing cotton and corn, with
some raising cattle and swine. Cotton was a
major cash crop in the area and Hickory Flat was
noteworthy for having its own gin. This gin
eventually burned in the 1940’s just as poultry
was expanding throughout the area, and the
local cotton industry never recovered. Poultry
dominated the second half of the 20th century
but that has now seen a sharp decline too.
Recent changes in the agriculture industry, along
with suburban development pressure, have left
Local Agriculture few family farms in Hickory Flat.
Pastimes
Considering the hard work required of daily life in the early days of Hickory Flat, people found
ways to recreate. During the 1930’s the school building was remodeled to feature gymnasium
space and basketball became a major part of the community. Local teams are reported to have
had much success early on, with some winning County championships.
In the 1950’s plans called for the
County to consolidate
elementary schools. Locals
banded together, supplied their
own materials and built a
standalone gym at Hickory Flat
Elementary School in hopes of
setting it apart from the other
schools. This strategy must have
worked as the school remained
open and the “vintage gym” still
stands to this day.
Besides basketball, there were
other ways folks gathered to
spend time with one another or Construction in Hickory Flat
Hickory Flat Area Plan 12to relax. 4H club was a part of life for school children and allowed them the opportunity to
raise animals, can food and even build a pump house for the school.
Church
Another core part of early life in Hickory Flat was church. Most people attended either Mount
Zion Baptist Church or Hickory Flat Methodist Church. Members of these churches established
the historical Hickory Flat Cemetery and still oversee this through a collective board.
Recent History
Hickory Flat has changed considerably since the early days of an agricultural economy and a
one room school house. Three waves of development have passed through the community,
bringing about a shift from an entirely rural and sparsely populated settlement to one with
characteristics indicative of suburbs. Proximity to Atlanta and transportation corridors, along
with desirable assets such as local schools, Hickory Flat has long attracted newcomers. Major
changes to the local landscape have involved residential, commercial and civic development.
1980’s & 1990’s
The Late-1980’s to 1990’s brought about Bradshaw Farm, one of the larger, well known
residential subdivisions in the community. Other, large lot residential subdivisions were
finished during this time period as well. Additionally, the Hickory Flat Village shopping center
anchored by Publix was developed with numerous outparcels, bringing the first, large-scale
shopping center to the community.
Dean Rusk Middle School opened in 1986 welcoming 7th and 8th graders from Hickory Flat
Elementary and other
elementary schools nearby
while Sequoyah High School
followed in 1990 with its
inaugural class.
Hickory Flat Elementary
School, formerly Hickory
Flat Academy, underwent
numerous physical changes
up to this point and the 90’s
proved no different. Thirty-
nine classrooms, new
administrative offices, a
media center and a
cafeteria were complete in
Sequoyah High School
1995.
Hickory Flat Area Plan 132000 – 2010
Growth continued into the new
millennium with the development
of the first residential subdivision
comparable to Bradshaw Farm:
Harmony on the Lakes. This time
period was also marked by the City
of Holly Springs annexations in the
area which led to several suburban-
style residential subdivisions.
Furthermore, a second shopping
center anchored by Kroger was
completed in the middle of the
decade. Smaller shopping centers
popped up around the intersection Kroger Shopping Center
of East Cherokee Drive and State Route 140 and other commercial outparcels were also
developed throughout the core area of Hickory Flat.
2010 – 2020
From 2010 to 2020, Hickory Flat experienced a new wave of residential development not yet
seen locally: Age restricted and age targeted living. Standard residential subdivision
development picked up following the economic downturn of 2008 and new commercial
operations utilized smaller properties near the core of Hickory Flat.
By this time, Dean Rusk Middle School and Sequoyah High School outgrew their original
buildings, with Dean Rusk locating to a
new site in 2016 and Sequoyah expanding
into the old middle school for what is now
called “Sequoyah East.”
The Orchards of Cherokee Station
Hickory Flat Area Plan 142.3 Demographics
Overview
The demographics of Hickory Flat have changed significantly since the early days of the
settlement with this trend set to continue in the coming decades. The last 20 years have been
marked by dramatic population growth due to community amenities, like great schools, along
with the proximity to regional jobs and relative affordability. The characteristics of the new
residents are somewhat different from earlier generations in terms of income and education.
The local economy has also undergone a monumental shift from agricultural to the service,
retail and government sectors. The market study section that follows will provide a detailed
analysis of the existing housing and commercial land uses as well as future demand in the
Hickory Flat area.
Population
Hickory Flat is growing at a faster rate than
5%
the County and the Atlanta region, with 4%
population increasing more than 140% since 3%
2000. This chart compares the rate of growth 2%
between Hickory Flat, Cherokee County and 1%
the Atlanta Region. At nearly 5% annual 0%
Population Growth (2000-2020)
growth, the area grew at almost twice the
rate of the Atlanta region. In addition, Hickory Flat Cherokee County
Hickory Flat’s share of the County’s population Atlanta Region
has increased steadily since 2000 when it was
Population Growth between 2000-2020
1.3% to its current level of 1.75% and is
expected to reach 1.8% by 2025. That said,
growth rates are expected to slow in the coming
years.
Population density is greater in the western and
central portions of the study area when
measured by Census Tract. Here there are 1500-
2000 people per square mile, compared to the
less dense southern areas that have 1000-1500
Population Distribution
people per square mile and the even more
Hickory Flat Area Plan 15sparsely populated eastern areas that have County and 45% higher than the region. The
less than 500 people per square mile. area also has much smaller levels of lower-
income households when compared to the
County and Region.
Age
The age distribution of the Hickory Flat Education
population is similar to the rest of the County
except for a sizable deficit of “Millennial” Correlating with income
residents between the ages of 24 and 39. levels, the levels of
This can be attributed to the lack of available
rental housing and the higher cost of for-sale
education attainment
are high in Hickory Flat. 45%
of residents
housing. Furthermore, a larger than average Only 3.9% of the
have a college
share of residents come from the Baby population has less than degree
Boomer generation, ages 56 to 74, likely due a high school degree
to the abundance of Senior living options. while nearly half of the population has a four
This brings the average age in Hickory Flat to year college degree or advanced degree.
be 1.9 years older than the County’s average These levels of education attainment exceed
age and 4.3 years older than the Atlanta both the County and Atlanta region.
region.
Employment
Racial Composition There are approximately 1,650 jobs in the
The population of Hickory Flat is less racially Study Area, exceeding the number of local
diverse than the County and Region with residents in the labor force (1,519) by
over 90% of residents falling in the category roughly 9%. Hickory Flat is a net “importer”
of “White.” Minority groups include: “Black” of workers, a rarity for similar sized locations
at 4.1%, “Two of More Races” at 2.2%, in Cherokee County. About 98% of
“Asian” at 1.5% with other group employees working in Hickory Flat travel
percentages falling below these. The from other locations
percentage of the local population while 98% of employed
identifying with Hispanic ethnicity is 5.2%,
less than half that of the County and the
2%
of residents
residents commute to
jobs elsewhere. Only
Region. 2% of Hickory Flat
work in
Hickory Flat residents also work in
Hickory Flat.
Income The largest group of jobs in Hickory Flat are
related to the school complex with 320
Hickory Flat is one of
employees, or 20% of local jobs, across the
the more affluent
52%
of households
communities in the
Atlanta area with the
three schools. The remaining area jobs are in
service, retail, transportation, manufacturing
and utilities sectors. These types of jobs are
earn more than
majority (52.2%) of
typically held by younger people that are
$100k/year households earning
over $100,000 per
year. This figure is 24% higher than the
Hickory Flat Area Plan 16paid lower wages which may indicate that the majority of these jobs are held by secondary
wage earners.
It is important to note that these employment numbers do not capture residents who are
working from home.
Commuting Patterns
With most Hickory Flat residents
working jobs outside of the study
area, surprisingly few travel beyond
the borders of Cherokee County.
Most commute to places of
employment along the Interstate
575 corridor in Canton, Woodstock
and areas in between. Fewer
numbers commute to North Fulton
or the Interstate 75 corridor in Cobb
County. Even fewer Hickory Flat
residents commute as far as the City
of Atlanta, Forsyth, Gwinnett and
DeKalb counties.
Filling most of the local jobs are the
commuters from elsewhere and the
majority of these aren’t coming from
far outside the Study Area; few
come from outside of Cherokee
County. Most commuters into
Approximately 30 people, or 2% of the area workforce, lives and works
Hickory Flat are coming from areas within Hickory Flat
within Cherokee County
immediately to the north.
Hickory Flat Area Plan 172.4 Market Study Summary
Purpose & Process
Cherokee County engaged Bleakley Advisory Group (FKA Bleakly Advisory Group) at the beginning
of the planning process to complete a Market Study of the Hickory Flat area. The purpose of this
study was to provide accurate information about the supply and demand for residential /
commercial development within the study area. The final market study report gives a
comprehensive view of the trends in the area as well as making some projections about future
growth. This information is important as the community formulates a vision for Hickory Flat so
they can anticipate the types of development that are likely to come to the area and create a
realistic plan.
The process that Bleakley Advisory Group utilized for this Market Study involved both analyzing
data from a wide range of demographic and real estate sources plus engaging focus groups made
up of residents, business owners and local government to ground truth the data. The data was
gathered in late 2019 and early 2020. The local groups were organized by area of interest. For
example, one meeting was targeted for local business owners so it had representatives from
several restaurants but also from some of the professional service businesses in Hickory Flat.
These groups met in-person in mid January of 2020 in the community room at the Hickory Flat
Fire Station on Vaughn Road. The final Market Study report reflects the combination of these two
sources of data for a detailed view of market conditions. Due to the timing, it was not possible to
determine what effect the COVID-19 pandemic might have on the Hickory Flat market.
Housing Stock
At the time of the study in late
Hickory Flat Cherokee County
2019, there were around 1,600
existing housing units within the HOUSING TENURE, VALUE & AGE
study area with another 500+ Owner-occupied 1,434 74,595
undeveloped house lots. By the Renter-occupied 141 19,416
end of 2020, the number of Vacant 65 6,626
existing units should be close to
2,000 with the majority of those TOTAL 1,640 100,637
empty lots being fully developed. Percent Owner-Occupied 91.0% 79.0%
Almost all of these units, around Median Home Value $345,766 $296,435
91%, are owner-occupied single
Median Age of Housing (Year Built) 14 17
family detached homes. This is
somewhat different than Housing Tenure, Value and Age Comparison
Cherokee County as a whole where the owner-occupancy rate is only around 80%. At the same
time, the median home value in Hickory Flat is almost $50,000 above the county and the median
age of the homes are only 14 years old., which is slightly younger than the county.
Hickory Flat Area Plan 18Commercial Space
Hickory Flat is the largest commercial node in Square Footage
the county that is not located within 3 miles of I-
Existing Retail/Shopping Centers 346,494
575 or Highway 92. The majority of this space,
around 346,494 square feet, is located within Restaurants & Other Commercial 122,780
the existing shopping centers. The rest of the Office & Industrial 105,471
retail space in Hickory Flat totals up to around Day Care, Nursing Home & Other 85,873
122,780 square feet. The chart to the right
shows the remaining types of commercial space TOTAL 660,618
in the area. Share of County Commercial Total 3.0%
The majority of these properties were Retail Vacancy Rate 2.6%
developed between 2000 and 2008. Since then Increase in Rents since 2015 32.6%
only a modest amount of space has sporadically
added to the inventory. This has resulted in a Profile of Commercial Space in Hickory Flat
very tight market with low vacancy and rising rents. These conditions could have an impact on
the ability to attract the unique restaurants and shopping desired by the community.
Existing Land Use
The overall Hickory Flat Study Area consists of 3,463 acres of land, which was divided into
approximately 2,951 tax parcels as of the end of 2019. Developed residential properties cover
75% of the study area with 2,746 acres of the total. Roughly, 2,000 acres of which are classified
as rural with potential to be subdivided in the future. In early 2019, 11% of the land was either
vacant or newly created house lots with no improvement values, including 652 vacant lots on
308 acres. The third largest land use in Hickory Flat is tax exempt or government property with
8% of the land on 288.6 acres. This includes the school complex, parks as well as a number of
churches. The remaining land is a combination of amenity areas, commercial/retail, office and
other non-residential uses but together they only total 6%.
Zoning districts within Hickory Flat closely mirror land use with residential districts accounting
for 73.5% of the study area. Based on tax assessment data, there is a significant gap between
the value of the commercially zoned property at nearly $500,000 per acre and low density AG &
R-80 zoning categories at roughly $51,130 per acre. This significant gap in value per acre
suggests that there will be continued pressure to develop these low density areas.
Residential Demand
For the past 8 years, the price of new homes in Hickory Flat has risen dramatically with the
average sales price increasing from $288,573 in 2013 to $396,550 in 2019. This represents a
38% increase in just 6 years. In the short term (1-5 years) residential development is projected
to slow slightly as other similar locations begin to compete for the same housing market
segments and the number of qualified buyers decline somewhat. Despite this, there is demand
for nearly 1,600 housing units in the study area in the next 5 years. In addition to significant
quantity of homes, the trends for more intensive residential development will continue. The
recent townhomes, attached residential and small-lot developments are all evidence of this
trend. In this time frame, there will not be a market for multi-family rental housing, which is
Hickory Flat Area Plan 19more likely to be located near I-575, I-75 or Highway 92 but it may develop in the next 25 years. In the longer term, there appears to be land available for development and demand for more homes in the Hickory Flat area. Tax records indicate that there are roughly 1,160 acres that have the potential to be developed for some form of residential development. These parcels are 5 acres or more in size and have a low land value, averaging less than $34,000 per acre. The Bleakley Advisory Group forecasted an additional 1,000 residential units would be built in the area between 2025 and 2045. This forecast reflects a significant slowing in the rate of housing growth in Hickory Flat area as the easiest properties are developed. Commercial Demand The market for commercial development is more complex because of the variety of types of businesses and types of space needed. The community expressed desires for certain types of new retail and restaurants so Bleakley Advisory Group began with an analysis of consumer spending from the existing households. The evaluation of the retail leakage indicated that the net leakage from the area was $345 million dollars in all categories. Bleakley Advisory Group suggests that focusing on retail categories besides General Merchandise and New Auto Dealerships could be a successful strategy to bring more diversity to the retail offerings. The short-term demand could support roughly 450,000 square feet of additional retail/ commercial space. Based on the available zoned land, there was room for another 254,000 square feet of commercial space at the beginning of 2020. This means that additional property needs to be rezoned in order to meet this demand. There is also demand for offices for smaller scale service businesses. Hickory Flat is unlikely to develop as a market for Industrial or Flex space because of rising land values and the lack of direct highway access. In the next 20 years, the area could support a third, supermarket anchored shopping center based on the growth of residential units but this will be constrained by the availability and zoning of appropriate sites. Recommendations and Findings Bleakley Advisory Group made the following recommendations and findings in the market study. These are the opinions of the consultants about the potential demand for various types of development and are not the plan’s conclusions. 1) In the next 25 years, we should anticipate another roughly 2,800 housing units in the area. 2) They recommend moderating the growth of single-family detached housing in the short term to avoid early build-out leaving room for open space preservation and long-term growth. 3) We should plan for the nature of housing demand to change with increased demand for higher density homes that could diversify the Hickory Flat housing stock. 4) Eventually, this area needs rental housing options, especially of the age-restricted type. 5) We need to prepare for additional areas to be zoned for commercial development, especially to bring a larger variety of retail and restaurants. 6) The community should determine the long-term development scenario, whether we are focused on creating a more developed area or maintaining the “status quo”. Hickory Flat Area Plan 20
Planning Process
3.1 Preparation
Background and Research
In a sense, the Hickory Flat Area Plan process began with the Target Area Workshop in 2017
but the project began internally with the creation of a project plan and timeline, compiling of
necessary information, research into other area plans, establishing the official study area,
meeting with the City of Holly Springs and County officials, publicity and more. The official
public introduction was made before the Board of Commissioners in late 2019 and a single in-
person public meeting was held before the COVID-19 pandemic paused these activities. The
public participation portion of the Hickory Area Plan restarted in October 2020 and ran until
February 2021.
Establishment of the Study Area
An area plan requires a defined boundary for study. As Hickory Flat is not an incorporated
community, there is no official boundary to use for this purpose and no informal boundaries
were found during research into the matter.
Area plans are small by nature so the “core” of Hickory Flat
had to be identified on which to focus planning efforts. A
boundary used for a previous Hickory Flat study was used
as a starting point and then many different maps and
boundaries were compiled and layered with intent to find
a pattern or common area. Examples of these maps and
boundaries that were used include: Hickory Flat
Elementary School district boundary (the only local school
that serves the Hickory Flat area ONLY), place names with
the words “Hickory Flat,” natural features such as creeks,
transportation networks and parcel lines. Once a common
area was determined from all of these layers, it was
2017 Target Area Boundary further refined by removing areas that may be considered
parts of other communities, such as Avery, Arnold Mill and Sugar Pike. Additionally, large
subdivisions like Bradshaw Farm may be wholly tied to the Hickory Flat community but these
were excluded from the boundary as no major changes are expected to occur here.
Hickory Flat Area Plan 22Study Area Map Hickory Flat Area Plan 23
3.2 Outreach and Engagement Publicity Plan Prior to the first public meeting in January 2020, staff developed a plan to publicize the launch of the Area Plan and announce specific meeting dates. For this, in-house methods were used, such as website notices, social media postings and printed flyers, but the Plan was also promoted by local media through their channels. Additionally, the Advisory Committee was tasked with spreading the word within their own networks such as schools, the library system and businesses. Later in 2020, Planning staff partnered with Cherokee County’s new Communications Division to further develop publicity efforts and reach greater audiences with news on the Area Plan. Throughout the planning process, the public was consistently informed of developments in the process, meeting announcements and more through these means as well as direct communication with the sizable list of contacts that had been compiled. Alternative Input Methods Understanding that in-person meetings are difficult to attend for many due to the fixed time and location, besides other contributing factors, staff developed an alternative to allow for more flexible public participation. A “Meeting in a Box” was developed to include printed presentations along with the participation activities and other necessary materials. This was placed at the library for the public to “checkout” with staff periodically collecting submissions. Additional accommodations were made for anyone requiring special assistance with these types of “meetings.” Following the pause of in-person activities and the shift to online meetings, the “Meetings in a Box” were no longer available at the library but were offered to the public via print and mail for those that were unable to partake in the new website format. Student Engagement The Chick-fil-a Leader Academy is a selective student organization at Sequoyah High School that seeks to transform their community through service projects. Students are a major demographic in Hickory Flat whose opinions and observations are often overlooked. The have a profound and direct impact on the community, working local jobs, spending money, using Hickory Flat Area Plan 24
local infrastructure and living with parents that
pay local taxes, so engaging this group is highly
beneficial to the planning process. After all,
these same students may one day be opening
businesses and buying homes in Hickory Flat so
a long-range plan should incorporate their
thoughts and ideas on their community.
Staff met with these students in March 2020 to
overview the plan and begin dialogue on
Hickory Flat. At that time, this group was
developing their own local sustainability
County staff met with the Sequoyah High School students
projects so discussions touched on pedestrian
opportunities, local food, habitat preservation
and recycling.
Discussing how students interact with the Hickory Flat community, many hang out at local
restaurants, parking lots and each other’s homes but frequently leave the area for larger
commercial developments like Avalon, Woodstock or Canton Marketplace. Students pointed
out the abundant options for leisure during the warmer months but the drop off in available
activities during the winter. They primarily work in local restaurants, some in seasonal jobs
such as lifeguarding and others informally like
babysitting. Asked what Hickory Flat is missing, the
responses were often centered on entertainment
options: music, movies and performing arts spaces. As
expected, students also desire more options for retail
shopping.
Words coming to mind when asked for a current
assessment of Hickory Flat, students responded with the
familiar observations of “traffic”, “friendly” and “fast
food,” echoing what the perception of the greater public.
Similarly, students also want what older generations
want: less traffic, protected land, more variety with
restaurants and retail and a central gathering place.
Aspirations unique to this group were for additional
recreational opportunities, events and festivals and
environmentally-friendly projects and practices.
Student response board
Virtual Planning Research
Considering the unknowns surrounding the COVID-19 public health situation, staff explored
virtual plan making solutions following the cancellation of the second Public Meeting in
February 2020. Two case studies were reviewed and influenced the new direction of this
project. Missoula, Montana conducted a plan notable for its online public participation options.
This example was used to virtually recreate the fundamentally collaborative charrette process
for the Hickory Flat Area Plan, setting up “office hours” where small groups could video
Hickory Flat Area Plan 25conference with staff and review maps to establish
future land uses for the area. Also, Alpharetta,
Georgia’s Alpha Link project influenced the
framework for the Hickory Flat Area Plan website.
This project helped staff understand how to develop
video presentations and surveys, then organizing
them within the website to be user friendly.
Following this research, staff developed a stand-alone
website for the Hickory Flat Area Plan. The purpose of
this site was to be a “One Stop Shop” for everything
related to this Area Plan, providing background
information such as the established goals and objectives, maps and planning resources, staff
contacts and the calendar of events. All public meetings were hosted directly on this website
and were designed to flow as a typical in-person meeting. Staff was focused on creating a
simple, intuitive website that allowed the public to easily participate when and where they
were most comfortable. By removing time and location restrictions with this new method, staff
hoped to increase and diversify participation.
Advisory Committee
A major component of the planning process designed to help connect the public to the plan
and assist staff with their efforts is
the Advisory Committee. This body is
comprised of local residents,
business leaders, elected officials,
and representatives of civic functions
in the area such as churches, police,
schools, parks and the library.
The Advisory Committee acts as a
bridge between planning staff and
the general public, responding to
previous public meetings and then
The Advisory Committee meeting virtually
setting the course for upcoming
public meetings. They engaged their unique networks within the community to help spread
word about the area plan and details of the process such as public engagement opportunities.
Advisors heard concerns and ideas for solutions while contemplating their own ideas for how
Hickory Flat could be improved to better serve their specific organizations or networks.
Meetings with the Advisory Group were scheduled between each public meeting to allow
discussion on results from the earlier public meeting and to set up the next one. The first in-
person Advisory Committee meeting was held in November 2019 ahead of the opening public
meeting scheduled for January 2020. A second in-person meeting was held following this public
meeting before the project was paused due to the onset of the COVID-19 pandemic. After this
break, the project was restarted later in 2020 through virtual means and the Advisory
Committee reconvened for four meetings in conjunction with public meetings.
Hickory Flat Area Plan 263.3 Meeting Summaries Public Meeting #1 Following the project restart in early October 2020, the first virtual public meeting was held over three weeks, initially open from October 21st to November 4th and then extended another week to November 11th. Similar in format to an in-person meeting, three video presentations were given followed by participation activities. The Area Plan Kick Off presentation introduced the project team, provided an overview on the origins of the Area Plan in the previous Comprehensive Plan update, laid out the timeline and set goals of the planning process. The second video presentation detailed local history and recent growth, then explained the establishment of the Study Area Boundary. Lastly, the Market Study was introduced and important local trends and existing conditions were conveyed for the first of three presentations on the local economy. In conjunction with the presentations, virtual feedback activities engaged the public like those conducted face-to-face. A mapping activity asked participants to place pins where they lived and worked in relation to the study area. Most “Live” pins were placed inside or near the study area while most “Work” pins were outside, sometimes at substantial distances. This is consistent with the findings of the Market Study. Pink dots represent where participants live and green dots for where they work Three Word Exercises followed the mapping activity. The “Vision 2020” word association activity asked participants to use single words to describe Hickory Flat at present with common responses involving traffic, fast food, schools, and heritage. The “Envision 2040” exercise asked participants to generate words for how they perceive the future of Hickory Flat resulting in a clear community wish for more walkability and better connections. Many felt that traffic and Hickory Flat Area Plan 27
congestion will still be part of the area while others see a more defined and connected area
with additional amenities and services as well as greenspace preservation.
Similarly, a word exercise asked the public “What makes Hickory Flat unique?” when compared
to other communities. This activity helped us understand what qualities stand out and should
be further strengthened. Respondents noted the central location and easy access to services as
well as the rural character and great schools.
The last activity was the “Community Wish List.” Participants choose community features from
a list that they would like to see in Hickory Flat. The majority favored passive parks and
greenspace, multi-use pathways, sidewalks, large lot residential developments and outdoor
dining. The bottom of this list were apartments, offices, parking lots and fast food.
Public Meeting #2
Public Meeting #2 took place
December 2nd to 23rd and
comprised four presentations and
one participation activity with
formatting comparable to the
previous meeting. The first video
presentation served to open the
meeting, introduce the latest
presenters and what each would
discuss, recap the previous public
meeting, share participation
figures and introduce the pubic
participation activity. The second
presentation highlighted the
various transportation
improvements in the Study Area,
providing specifics on the work to
be done, what these projects are
expected to accomplish and
related timelines. A presentation
on public facilities provided
information on the planned
upgrades for local parks and the
Hickory Flat gym, status of the
schools, planned expansion of the
library and the current focus of
An example demonstrating the Community Preference Survey format Holly Springs on their downtown
and park property. Lastly, the
second of three Market Study presentations covered market demand indicators for residential,
commercial, office and industrial development.
Hickory Flat Area Plan 28A “Community Preference Survey” was this meeting’s activity and built on the participation of the first meeting. The public had previously demonstrated what they want and don’t want in Hickory Flat. With this quick, visual exercise, planners gain more understanding of that public “Wish List” by seeing how these items look and feel or the types of places or things people are inclined to use and visit. Inversely, this allows planners to better understand what the public doesn’t want for Hickory Flat. For example, the public communicated a need for more connectivity and pedestrianism in the first meeting. This “Wish List” item was more clearly understood in this exercise as highly rated images of trails showed wide, curvilinear thoroughfares through preserved nature and sidewalk images showed separation from roadways by either distance or barriers. Public Meeting #3 The final public meeting ran from January 13th to February 3rd and the first video presentation recapped the presentation, activities, public responses and participation figures of the previous public meeting before introducing Meeting #3. The final installment of the Market Study presentations focused on forecasting for the Hickory Flat Area. In the first two meetings the public communicated wants and needs for Hickory Flat, or those that aren’t as desirable. With a better understanding of sought-after land uses, especially how these should look, feel and function in the community, the last exercise asked the public to put these land uses on the map. This is the public creating the land use map that will be used for future decision making in Hickory Flat. Future land uses were placed on the map through a charrette process. Charrettes are usually open discussions around a table with maps and markers. To accomplish this virtually, we A snapshot of the “Survey” portion of the Land Use Charrette Hickory Flat Area Plan 29
created a two-part charrette. Available 24/7, a more flexible and less time consuming option was featured on the Public Meeting webpage. A questionnaire asked participants to select the appropriate future land uses for five specific sites in Hickory Flat that are under immediate development pressure. The public was provided highly rated images from the Community Preference Survey and asked to select the ones that were appropriate future land uses for each site. The option to select none or provide a different submission was given as well. In addition to this survey-style charrette, we encouraged participants to register for a video conference charrette that was more similar to those conducted at in person meetings. With this format, individuals were able to see the maps that were normally available in person and direct staff to draw appropriate land uses on the screen for all to see instantaneously. This format was more flexible and allowed open discussion on not only the five sites mentioned previously, but the Study Area as a whole. Vehicle and pedestrian connections were also discussed in the video conference option. A screenshot of a “Virtual” meeting for the Land Use Charrette Hickory Flat Area Plan 30
Coordination
4.1 Public Facilities Public Facilities are a critical part of the Hickory Flat area. Much of the life of the community involves these three schools, multiple parks, a library and a fire station/sheriff’s precinct. When planning for the future of the community it is important to coordinate the area plan with the plans for the future of these facilities. We have gathered information about plans for these facilities so we can integrate these changes into the Area Plan. Schools According to the Cherokee County School District (CCSD) Facility Planning staff, all three of the schools are currently below capacity so there are no additional expansion plans at this time. The construction of the new Dean Rusk Middle School and the subsequent expansion of Sequoyah High School into the old middle school building in 2017 was the most recent major project for this cluster of schools. Hickory Flat Area Plan 32
Parks
The Hickory Flat area is well-served with parks with
the two existing County parks (Sequoyah and
Hickory Trails) as well as a future Holly Springs park
property. In 2016, the City purchased 58.6 acres of
the old Cagle Dairy property on Stringer Road for a
future park. No plans or funding are in place at this
time. Holly Springs does have an agreement with
the Cagle family to lease the property for an annual
corn maze. This future park property is an Sequoyah Park
opportunity to expand the recreation offerings in the
Hickory Flat Area.
The County Recreation and Parks Agency has plans
and projects that will also impact the Hickory Flat
area. In 2018, the agency completed a county-wide
master plan for park facilities. This document
identified necessary improvements at both Hickory
Trails and Sequoyah parks. At Hickory Trails, plans
call for ADA access improvements, renovating
pavilions, paving the parking lot and possibly adding
other passive park uses like a dog park. For
Hickory Flat Gym
Sequoyah, there are several projects planned, such
as converting the athletic field to synthetic turf, adding parking, improving the field lighting,
replacing the playground equipment and renovating the pavilions. At this time, the County is
working on funding for these enhancements to the existing parks. To address the lack of indoor
facilities, the Recreation and Parks Agency has also partnered with CCSD to renovate the historic
Hickory Flat Gym for use as a community center.
Library
In the past few years, the Sequoyah Library System has been developing plans for the expansion
of the Hickory Flat Library. The goal of the project is to increase the capacity of the library to
service the community by expanding the building and the parking lot. This additional building
square footage will be used to add areas for study and quiet reading while also improving spaces
for large meeting and programs. This
addition and renovation project will
also expand the areas for books and
technology while working to connect
the building to the growing network of
sidewalks in Hickory Flat. They are
looking to break ground on this project
in the summer of 2021 and to be
complete in 10-12 months.
Concept plan for the library expansion
Hickory Flat Area Plan 334.2 Transportation
With Hickory Flat Hwy (SR 140) cutting through the middle of the study area, this state route is
critical to the transportation network of the area. At this time, the Georgia Department of
Transportation (GDOT) lists the widening of this road to 4 lanes as a long-term project. This
means that project is at least 15-20 years in the future. Recently, Cherokee County completed a
study in 2019 of SR 140 from Canton to the Fulton County line to identify short and mid-term road
projects that could improve conditions along the corridor. The consultant studied the next 20
years’ worth of growth and the impacts on the transportation system. The study identified the
road segment between East Cherokee Drive and Hickory Road/Batesville Road as the most
congested between Canton and the Fulton County Line.
Based on the study, the County has already begun to obtain funding through GDOT and the
county SPLOST, complete design work and begin construction on these projects. The chart below
shows the status of the SR 140 projects within the Hickory Flat Area:
Status Location Project Description
Under Construction SR 140 @ East Cherokee Drive Add right-turn lanes on 3 of 4 quadrants and left
1 – Phase 1 -turn lane storage
Design Phase SR 140 @ Hickory Rd/ Add thru lanes on SR 140 and Hickory Road/
2 Batesville Rd Batesville Road.
Submitted for Funding SR 140 @ East Cherokee Drive Convert right-turn lanes to shared through/right
3 – Phase 2 -turn lanes
Submitted for Funding SR 140 @ Old Batesville Curve Additional travel lanes and rebuild horizontal
4 curve
Not Yet Warranted SR 140 @ Stringer Road Traffic Signal – County continues to evaluate.
5
*These projects are illustrated on the map on the next page.
Outside the Study Area, five other SR 140 projects will also improve conditions in the whole
corridor. These improvements are located at Northside Cherokee Boulevard, Scott Road, Avery
Road, Univeter Road and the Sugar Pike Road intersections.
There are two other transportation improvement projects of note within the Hickory Flat Study
Area. In 2020, Cherokee County began reconstructing Little Road [6] between Hickory Road and
Vaughn Road with our internal Public Works resources. The section between Hickory Road and
East Cherokee Drive is substantially complete. The remainder of the project will be finished in
2021. The new roadway is designed for low-speed (25 MPH) with 6-foot shoulders to discourage
cut-through traffic and maintain the rural character of the road. The County is also working on a
project to connect all the existing sections of sidewalk along Hickory Road [7], from New Light
Hickory Flat Area Plan 34Road to SR 140, and Stringer Road. This is a significant improvement to the pedestrian
infrastructure in the Hickory Flat Area.
Building on the success of the SR 140 study, the county is wrapping up a similar study along East
Cherokee Drive. This will involve analyzing the intersections at Bradshaw Club Drive, Little Road
and Hickory Road within the study area.
Planned Transportation Improvements: 5) SR 140 @ Stringer Road Improvements
6) Little Road Reconstruction
1) SR 140 @ East Cherokee Drive Improvements 7) Hickory Road Sidewalks
2) SR 140 @ Hickory Rd/Batesville Rd Improve-
ments
3) SR 140 @ East Cherokee Drive Improvements
4) SR 140 @ Old Batesville Curve Improvements
Hickory Flat Area Plan 35Case Studies
5.1 C ase S tudies O verview
To better understand how Hickory Flat can preserve
natural features and promote community space Case Study Jurisdictions
while being mindful of growth, Cherokee County
Crabapple—Milton
staff explored the initiatives of other Metro Atlanta
communities that have a similar mission. We chose
four different jurisdictions based on a few factors. Market Village—Smyrna
They are communities surrounded by extensive
growth who desired a central space for community Town Center—Peachtree Corners
gathering and amenities. Their centers consist of
small-scale mixed-use buildings with independent Town Center—Suwanee
businesses, and greenspace. Each case study did not
necessarily bear resemblance to Hickory Flat’s exact vision, but the range of jurisdictions was
useful for learning about different initiatives.
To begin the case study research, the Planning and Zoning department scheduled virtual meetings
with planning staff from the four jurisdictions. We also travelled on site to each one and
documented the streetscapes, infrastructure and greenspace.
Hickory Flat Area Plan 375.2 Crabapple — Milton
Acreage Land Use Amenities Housing
963 (LCI area) Commercial Restaurants Single-Family Detached
Residential Municipal Services Townhomes
Recreational 2-acre park
The City of Milton in northern Fulton County sits approximately thirty miles north of Atlanta. The
southern part of Milton contains the area of Crabapple, a small commercial corridor with small to
midsize buildings that house shops, businesses, and restaurants. Some municipal institutions may
be found here as well. While subdivisions and other developments have sprouted up nearby,
Crabapple has maintained much of its character. On February 22, 2021, Cherokee County met
with the City of Milton staff to discuss their vision for the area and how they achieved it.
Crabapple’s development was the result of several initiatives, but is largely thanks to the city’s
form-based zoning ordinance/overlay. This is an alternative to traditional zoning that regulates
land development according to the built, physical form rather than the separation of land uses,
creating predictable results. The form-based zoning code was developed in June 2012. By then,
the Crabapple’s once-rural character was giving way to development pressure. The code’s
purpose was to codify the land use, design, and transportation recommendations of Crabapple’s
recently completed Visioning Study, which found the need for more effective building design and
layouts, as well as mobility. Their downtown parking deck was paid for by the developer, and the
form-based code essentially allowed the developers to foot the bill with little financing from the
city. Despite its successes, Milton staff has noticed the area become more dense than they
anticipated; and the community is currently 85% built-out with future developments planned.
Nonetheless, the city’s form-based zoning has created and maintained Crabapple’s street
network that provides a central space, variety of amenities, and connectivity.
Hickory Flat Area Plan 38You can also read
